HomeMy WebLinkAboutEngineer's Framing Letter Permit 07.22.24KURTZ & ASSOCIATES, INCORPORATED Structural Consultants
5012 County Road 154 Phone (970) 945-6305
Glenwood Springs, CO 81601
FIELD OBSERVATION REPORT
TO: Garfield County Building & Planning
ATTN: John Hendricks
COPY TO: Uriel Payan
THE FOLLOWING WAS OBSERVED:
DATE: 07/18/2024
PROJECT: 332 Meadow Lane
Westbank Subdivision
Garfield County, Co.
OWNER: Uriel Payan
PRESENT AT SITE:
1. Brian Kurtz, Kurtz & Assoc., Inc.
This inspection was that it was a follow up inspection to address two framing concerns. The issues
of concern are related to obtaining a successful final framing inspection for the residence.
Our office is the structural engineer of record and issued the following structural documents: Construction
Documents, 07/08/2022, and Revised Documents, 02/ 19/2024.
General Comments: As remodeled, the subject residence features a single story wing which
houses the main entry to the home and a large open space which houses the kitchen, dining space and living
room. The west wing of the residence is a two story structure which houses the master bedroom and
master bathroom on the upper level. The two story wing is a split level structure relative to the living room
wing. The living room wing measures, in plan, approximately 56 ft. north -to -south by 21.5 ft. east -to -
west. The west wing measures, in plan, approximately 30 ft. north -to -south by 31 ft. east -to -west.
Floor Joist Repair, Master Bathroom: One of the floor joists (Le. 11.7/8" `I'joists) supporting
the master bathroom floor had been penetrated excessively with plumbing and electrical penetrations. I
determined that the most effective repair was to rearrange the electrical wiring slightly and reinforce the
subject `I' joist with a full length continuous 1.3/4" x 11.7/8" LVL sister joist. At this time the
recommended LVL sister has been installed, and the notches and penetrations in the LVL are structurally
acceptable.
Main Level Floor Joist Adjacent to the East Wall of Master Bathroom: The east wall of the
master bedroom is a wood stud bearing wall supporting the upper level floor joists of the west wing as well
as the roof trusses of the living room wing. The main level floor joists of the living room wing run parallel
to this wall, but the wall does not bear on the main level floor (i.e. the wall and floor are not `platformed').
The subject wall also1ouses the home's electrical panels and the main level floor joist directly adjacent to
the wall suffered excessive electrical penetrations. I recommended that an additional 2 x 4 wood stud
bearing wall be installed in the crawl space directly adjacent to the existing floor joist and wall so as to
provide additional support for the main level floor in this area. ` At this time the recommended `pony' wall
has been installed in a structurally acceptable manner. Note that the original east wall and the newly
installed `pony' wall both bear on the edge of the lower level slab which extends into the crawl space of the
living room wing-
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